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Kittitas County Unincorporated
City Zoning Code

CHAPTER 17

16 R - RESIDENTIAL ZONE

[1]
Editor's Note: Legislation previously included in Ch. 17.16: Ords. 69-7 and 76-3.

§ 17.16.010 Purpose and intent.

The purpose and intent of the Residential zone is to provide for and protect areas for homesite development designed to meet contemporary building and living standards where public water and sewer systems are provided.
(Ord. 83Z-2 (part), 1983; Ord. 2013-001, 2013)

§ 17.16.015 Development within the Ellensburg Urban Growth Area (UGA).

For properties located within the City of Ellensburg UGA, the uses and development standards in KCC § 17.11.030 through § 17.11.039 shall be utilized. Where KCC § 17.11.030 through § 17.11.039 does not identify development uses and standards to be utilized for development within the Ellensburg UGA, this chapter shall apply.
(Ord. 2022-017, 2022)

§ 17.16.020 Allowed uses.

Uses allowed in the Residential zone include those uses pursuant to KCC Chapter 17.15.
(Res. 83-10, 1983; Ord. 83-Z-2 (part), 1983; Ord. 96-19 (part), 1996; Ord. O-2006-01, 2006; Ord. 2011-013, 2011; Ord. 2013-001, 2013)

§ 17.16.030 Minimum lot requirements.

1. 
Minimum lot sizes in the R zone are as follows:
a. 
Single family dwelling, 7,200) square feet;
b. 
Two-family dwelling, 10,000 square feet.
2. 
The minimum lot depth shall be 100 feet.
3. 
The minimum average lot width shall be 65 feet.
4. 
In no case shall there be more than one main dwelling and its accessory buildings constructed on one lot unless such lot is greater than twice the minimum required for a single-family dwelling.
5. 
No main dwelling shall be built or moved on to a lot not abutting a public street, with the exception of special cases where the county may approve other suitable access.
6. 
Affordable housing projects. Affordable housing projects for single-family, duplex, and multi-family on property owned by a religious organization located in an urban growth area may be eligible for a density up to 20% additional units above the maximum density calculated for the lot, pursuant to a development agreement.
(Res. 83-10, 1983; Ord. 83-Z-2, 1983; Ord. 2013-001, 2013; Ord. 2026-004, 6/16/2026)

§ 17.16.040 Maximum lot coverage.

The ground area covered by all buildings, including accessory buildings, shall not exceed thirty percent (30%) of the lot area. All lots located within an Urban Growth Area, refer to KCC § 17.11.060.
(Res. 83-10, 1983; Ord. 2013-001, 2013; Ord. 2018-014, 2018)

§ 17.16.050 Maximum structure height.

No structure shall exceed two and one-half (2 ½) stories, or thirty-five (35) feet, whichever is less in height.
(Res. 83-10, 1983; Ord. 2013-001, 2013)

§ 17.16.060 Yard requirements - Front.

A. 
There shall be a front yard having a minimum depth of fifteen (15) feet, unless a previous building line less than this has been established, in which case the minimum front yard for interior lots shall be the average of the setbacks of the main structures on the abutting lots on either side if both lots are occupied. If one (1) lot is occupied and the other vacant, the setback shall be the setback of the occupied lot plus one-half (½) the remaining distance to the required fifteen (15) foot setback. If neither of the abutting side lots or tracts are occupied by a structure, the setback shall be fifteen (15) feet.
B. 
The front yard setback depth shall be twenty-five (25) feet for parcels within the Snoqualmie Pass LAMIRD.
(Res. 83-10, 1983; Ord. 2013-001, 2013)

§ 17.16.070 Yard requirements - Side.

There shall be a side yard of not less than five (5) feet in width on each side of a building. (Side of building means outer face, any part of building nearest to the side line, not including roof eaves.) Side yard setbacks may be modified in accordance with KCC § 16.10.065.
(Res. 83-10, 1983; Ord. 2013-001, 2013; Ord. 2019-013, 2019; Ord. 2022-005, 2022)

§ 17.16.080 Yard requirements - Rear.

A. 
There shall be a rear yard with a minimum depth of twenty-five (25) feet.
B. 
The rear yard setback depth shall be fifteen (15) feet for parcels within the Snoqualmie Pass LAMIRD.
C. 
Rear yard setbacks may be modified in accordance with KCC § 16.10.065.
(Res. 83-10, 1983; Ord. 2013-001, 2013; Ord. 2019-013, 2019; Ord. 2022-005, 2022; Ord. 2022-017, 2022)

§ 17.16.085 Yard requirements - Zones adjacent to Commercial Forest Zone.

Properties bordering or adjacent to the Commercial Forest zone are subject to a two hundred (200)-foot setback from the Commercial Forest Zone. (KCC § 17. 57.050(1)). For properties where such setback isn't feasible, development shall comply with KCC § 17.57.050(2).
(Ord. 2007-22, 2007; Ord. 2013-001, 2013)

§ 17.16.090 Half streets.

In an area adjacent to a half street and opposite or outside the plat including the dedication of said half street, structures shall be set back from said half streets a distance sufficient to provide for an additional half street and the yard requirement.
(Res. 83-10, 1983)

§ 17.16.100 Sale or conveyance of lot portion.

No sale or conveyance of any portion of a lot, for other than a public purpose, shall leave a structure or the remainder of a lot with less than the minimum lot, yard or setback requirement of this zone.
(Res. 83-10, 1983; Ord. 2013-001, 2013)

§ 17.16.110 Off-street parking.

A. 
One automobile parking space shall be provided for each dwelling unit and shall be located to the rear of the building setback line.
B. 
Residential parking exceptions.
1. 
Garages are not required to meet minimum parking spaces required in Table 17.11.039(4)(a)(i).
2. 
Parking spaces that count towards minimum parking requirements may be enclosed or unenclosed.
3. 
Tandem parking spaces must count towards meeting minimum parking requirements at a rate of one space for every 20 linear feet with any necessary provisions for turning radius.
4. 
Existence of legally nonconforming gravel surfacing in existing designated parking areas may not be a reason for prohibiting utilization of existing space in the parking area to meet local parking standards, up to a maximum of six parking spaces.
5. 
Parking space sizes shall be eight feet by 20 feet, except for required parking for people with disabilities.
6. 
Off-street parking is not required as a condition of permitting a residential project if compliance with tree retention would otherwise make a proposed residential development or redevelopment infeasible.
7. 
Parking spaces that consist of grass block pavers may count toward minimum parking requirements.
8. 
Existing parking spaces that do not conform to the requirements of this section by June 6, 2024, are not required to be modified or resized, except for compliance with the Americans with Disabilities Act[1]. Existing paved parking lots are not required to change the size of existing parking spaces during resurfacing if doing so will be more costly or require significant reconfiguration of the parking space locations.
[1]
Editor's Note: See 42 U.S.C. Section 12101 et seq.
(Res. 83-10, 1983; Ord. 2026-004, 6/16/2026)

§ 17.16.120 Existing residential exceptions.

Note: Former § 17.16.120, derived from Res. 83-10; Ord. O-2006-01; and Ord. 2007-22, was repealed by Ord. 2013-001, 2013.
A. 
A portion of exterior wall assemblies that includes insulation shall be allowed to project up to an additional eight inches into the setbacks on all sides.
B. 
A building shall be allowed to exceed the maximum allowable roof height by eight inches to accommodate additional insulation.
C. 
Gross floor area shall be measured from the interior face of the exterior walls, which includes drywall, as typically depicted on the architectural floor plans.
(Ord. 2026-004, 6/16/2026)

§ 17.16.121 Repealed.

(Ord. 2007-22, 2007; Ord. 2013-001, 2013)